A new study is raising concerns that restrictions on new construction put in place after Hurricane Harvey could leave low-income residents with fewer choices for affordable housing.
More than 475,000 people in Harris County live in multifamily units at risk of flooding, according to the study released Thursday by the Greater Houston Flood Mitigation Consortium. The group includes the University of Houston, the Kinder Institute and the Local Initiatives Support Corporation, among others. Even without the flooding risk, units are becoming less and less affordable.
“The issue of flooding and the issue of affordable housing are very connected,” said Christof Spieler, the consortium’s project manager. “We have a lot of Houstonians who are in the difficult position where the housing they can afford is the housing that puts them at risk of flooding.”
In Harris County, 26 percent of all multifamily units — buildings with two or more units — are currently located within a flood-risk area. After Harvey, Houston leaders passed an ordinance known as Chapter 19 that requires elevation for rebuilding in the flood plain. The down side, according to the consortium, is that this requirement may lead to the loss of affordable multifamily units in the floodplain.
“Chapter 19 has the best interests of people in mind, but I just don’t think that we really thought through the potential impact on multifamily units,” said study co-author Susan Rogers, the director of the University of Houston’s Community Design Resource Center. “I don’t think any of us want to encourage apartment owners to continue to renovate and put people in (apartments) clueless of what could happen to them.”
While most of the multifamily units in Houston that are being rebuilt were permitted before the ordinance took effect, researchers heard through focus groups that property owners are worried about what will happen after the next storm.
“If you’re trying to keep affordable units, but safe and not-falling-apart units, you don’t want reputable property owners to either go bankrupt and abandon their properties to the kind of ‘owner of last resort’ who will potentially not bring things back up to where they should be,” said Kyle Shelton, director of strategic partnerships at Rice University’s Kinder Institute and another of the study’s lead authors.
The press release is here, the full report is here, and Mayor Turner’s response to this report is here. All of the Consortium’s research is here if you need to read more. I don’t have much to add to this, just that if we want to make good policy decisions to fix the mistakes of the past and prevent making more of them in the future, we really need to understand the full scope of the issues. I’m glad we have this group doing that work for it.